I understand if it is significant rehab work, but I would clarify what what threshold they start to charge 10% for.Most I've seen don't typically charge if it's plumbing issues, landscaper, HVAC maintenance, etc. 

cap rate (not factor into tax, insurance, gardener etc) is 11.5%.

I do have a good property manager and landscaper.

Hey guys. We are converting our residence into a rental within a year. The house is in a great neighborhood (Sacramento region) and will therefore attract some better tenants.The back yard is a mess and needs to be de...

Electric does sound like a good choice for the 1-bedroom Garden/Basement unit.

I've put in a new hot water heater (about $2k) and put about $10k into fencing/major landscaping (bringing in equipment, etc).

How inefficient are the shower heads, sinks, landscaping, etc. 

Maybe they're not including the gardener coz they expect you'll mow the lawn yourself (fat chance!)

It is good to use this site walk not only to better understand the current state of the property and to develop a business plan going forward, but it can also be used as an interview for both the Property Manager and the General Contractor who might be walking with you.Here are some things that I noticed on my last site walk...If the PM you are walking with is the current on site manager, see how tenants treat that individual and how the PM treats Notice how the trash, landscaping and general maintenance around the property is being handled.When you walk into different tenant's units, the tenants will often verbalize their complaints, usually exaggerating a bit, but still very good feedback and can be used to understand the quality of the current operations.

But it covered the vacate & move-in process took care of the security deposit exchange & the previous tenant left the garden tractor, all the window a/c units etc etc.